A. Area and setback regulations for individual permitted uses.
1. Age-restricted quadriplexes.
a. Minimum setback from cul-de-sac street: 25 feet.
b. Minimum setback from loop street: 30 feet.
c. Minimum setback of any building or private fenced area from any tract boundary: 75 feet.
d. Minimum distance to closest quadriplex building: 30 feet.
e. Minimum distance to second closest quadriplex building: 50 feet.
2. Assisted living building(s).
a. Minimum internal street setback: 150 feet.
b. Minimum setback from Route 519: 150 feet.
c. Minimum setback from other building(s) within PCD or PSV development: 150 feet.
B. Height; coverage; density; water budget.
a. Age restricted quadriplexes - two (2) stories and thirty-five (35) feet, measured from the lowest point of the ground level at the foundation of the building to the highest point of the highest ridgeline of the roof.
b. Assisted living building(s) - three (3) stories and forty-two (42) feet, measured from the average elevation of the ground level at the foundation of the building to the highest point of the highest ridgeline of the roof, provided that a height of up to fifty (50) feet may be permitted without a variance if needed solely to meet the standard of Section 100-91.14 E.12.a. herein.
2. Maximum coverage. The maximum coverage by all buildings and impervious surfaces within the residential portion of the PSV development shall not exceed 30 percent of the total tract area.
3. Maximum density.
a. The density of residential development in the PSV shall not exceed a maximum of four (4) units per gross residential acre, including all age-restricted quadriplex units and the units in the assisted living building(s).
b. Such maximum density shall exclude the density represented by the community residence (s)/group home(s) required at Section 100-91.14 D., herein below, which density shall be permitted in addition to the maximum density set forth herein.
4. Water budget. The foregoing standards in this section shall not supersede the maximum level of development permissible on the tract based on its water budget and the water usage criteria set forth in Section 100-91.10 B. herein.
C. Age restrictions.
1. Through its corporations, associations or owners, each of the attached quadriplex dwellings within the PSV shall be restricted by bylaws, rules, regulations and restrictions of record to occupancy by a household with at least one household member being a minimum of 55 years of age or older, as permitted under, and in conformity with, all requirements of the Federal Fair Housing Act (including, but not limited to those of 42 U.S.C. 3607 (b)), all applicable Federal regulations and all applicable State laws and regulations.
2. Assisted living units and/or senior citizens apartments with supportive services shall be similarly restricted to occupancy by households consisting only of persons 62 years of age or older.
3. No children under the age of 18 years shall permanently reside in any dwelling within the PSV.
4. The community residences)/group home(s) required at Section 100-91.14 D., herein below, shall not be age-restricted.
D. Affordable housing requirement.
1. Each PSV development shall provide at least one lot, having a minimum area of three (3) acres with a minimum street frontage of four hundred (400) feet and a suitable configuration for the construction of one or more "group homes" (alternative living arrangement facilities conforming to N.J.A.C. 5:93-1.3 and 5:935.8) not to exceed a total of six (6) bedrooms each.
2. The group home lot(s) shall be provided with all utilities and other public improvements and shall be prepared for development such that, for a depth of at least 100 feet from the street line, the site shall be cleared and rough graded; shall have no slopes greater than eight (8) percent nor any wetlands or other environmental constraints that would prevent the construction of the group home(s); and shall have access by means of a driveway curb cut and an elevation at the front property line that is within one (1) foot of the elevation of the centerline of the abutting street. Sufficient sewage treatment capacity and water supply shall be assigned to the group home lot(s) from the sewage treatment capacity and water budget allocated to the PCD/PSV district to accommodate development of at least two (2) six-bedroom group homes.
3. The group home lot(s) shall be deeded either to the Township of Holland or to a non-profit entity with appropriate use restrictions providing for subsequent "leasing" to and development by one or more provider(s) who will maintain an alternative living arrangement facility or facilities (under N.J.A.C. 5:93-5.8) on the site pursuant to and fully compliant with the regulations of the N.J. Council on Affordable Housing for a period of at least 30 years which will entitle the Township to the 2:1 credit under N.J.A.C. 5:93-5.15 (d) .
E. Design requirements. The development plan for the site, its developed facilities and the interior of the age-restricted residential units in a PSV must be specifically designed to meet the potential physical and social needs of the residents, especially the visual, auditory, ambulatory and other impairments that may affect older persons as they age in place.
1. Walkways. In addition to sidewalks required pursuant to the Residential Site Improvement Standards (N.J.A.C. 5:21), there shall be provided a safe and convenient system of walks accessible to all occupants. Due consideration should be given in planning walks and ramps to prevent the possibility of slipping or stumbling. Handrails and ample space for rest should be provided. All internal walks, paths, and risers shall be designed according to Barrier Free and Americans with Disabilities Act (ADA) requirements.
2. Lighting. Low-level lighting shall be provided along all walks and interior roads and driveways and in all off-street parking areas, with sufficient illumination for the safety and convenience of older age residents, depending on the degree of nighttime use anticipated, and all of the requirements of Section 100-91.11 herein shall be met.
3. Common Facilities and Recreation. A PSV shall provide developed open space and common recreational or community facilities for the exclusive use of its residents.
a. There shall be not less than thirty (30) square feet of usable, non-storage floor space per dwelling unit provided in community or clubhouse buildings for use by the residents of the age restricted quadriplexes. For the residents of the assisted living units, such common space shall be provided within the assisted living building.
b. The common facilities shall be designed and equipped to meet the anticipated social and recreational needs of the residents and may include hobby and craft rooms, lounge areas, meeting rooms, card rooms, recreation rooms and similar facilities.
c. Not less than five percent (50) of the developed area of the PSV and excluding public open space lands shall be developed for outdoor recreational use. This may include swimming pools and related facilities, shuffleboard and horseshoe courts, tennis courts and other appropriate facilities and the immediately surrounding lawns and parking areas.
4. Interior features. The interior of a residential unit in a PSV shall be designed to accommodate the reasonable physical impairments of residents as they evolve from independent living to limited functioning. Among features which may be considered in unit design are skidproof floors, emergency call systems, elevated switches and electrical outlets that do not require the user to bend or crouch, grab bars at bathtubs and toilets, doors wide enough to accommodate wheelchairs, appliances that are front-mounted with easy to read dials and gauges, and avoidance of barriers such as high doorsteps, uneven walking surfaces, and door handles and plumbing fixtures that require turning.
5. Security. On-site security and maintenance service systems may be provided for a PSV, but the PSV shall not be gated or separated by fences or walls from other properties.
6. Improvements. All utility systems, roadways, sidewalks and off-street parking for the uses permitted in the PSV shall be provided and installed pursuant to the Residential Site Improvement Standards (N.J.A.C. 5:21) and applicable requirements of this Ordinance.
7. Fences.
a. Fencing or other appropriate substitute as approved by the approving authority shall be used to delineate private front, side and rear yard areas on individual lots. Fences located in front of the front building line shall be a maximum of three (3) feet high. No fence shall be higher than five (5) feet high.
b. Fences used on individual lots shall be of a decorative metal in a traditional cast iron pattern or a decorative wooden picket type using pressure-treated wood. Fences shall be reinforced with larger posts at corners, entrances and gates and at forty (40) foot intervals. No chain-link fences shall be allowed.
c. Alternatively, hedges or a series of bushes creating a hedgerow may be permitted. Such vegetation shall be at least two (2) feet high at the time of planting and allowed to grow no higher than four (4) feet. The fences or hedges or both shall be designed to complement the architectural style of the building(s).
d. Other fences used throughout the development may be of the types specified above or may be solid or board-on-board fences provided that the style selected is compatible with the architecture of the building(s) to which the fencing is related.
8. Porches.
a. Porches are encouraged at the front entrances of dwelling units and may intrude up to six (6) feet into required front yards.
b. Porches or terraces or decks (if and as architecturally appropriate) may also be provided at the side or rear of each individual dwelling unit. Porches, terraces or decks shall not extend more than ten (10) feet beyond any building wall.
9. Trash and recycling.
a. All quadriplex units shall include provision for the enclosed storage of household trash and recyclables. Such facilities shall be of adequate size to meet the projected volume of solid waste and to provide for ease of separation of recyclables. The organization established to own and maintain the common elements shall be responsible for arranging for the removal of all solid waste and recyclables.
b. For an assisted living facility, solid waste disposal and recycling of household materials shall be the exclusive responsibility of the owner. In such cases, at least one (1) solid waste pickup location shall be provided which shall either be indoors or enclosed by a seven (7) foot high masonry wall compatible with the architectural styling of the building, landscaped and with a gate or entry on one (1) side. Such enclosure shall provide suitably sized containers approved by the Township for the collection of solid waste and recyclables.
10. Recreation vehicle and boat storage. A separate area may be created in the development for the at grade or garaged parking and storage of recreation vehicles and boats belonging to residents of the development. Such area or garage shall be located in the vicinity of the community building and shall be completely screened from view from roadways and from the residential uses within and adjacent to the development.
11. Street furniture.
a. Street furniture such as trash receptacles, benches and the like, shall be located and sized in accordance with their anticipated use.
b. Street furniture elements throughout a PSV development shall be compatible in form, material finish and style with each other and shall be coordinated with site architecture and street lighting standards used.
c. Selection of street furniture designs and materials shall also consider durability, aesthetics, and long-term maintenance costs.
12. Building design guidelines. Planned senior village developments shall be designed to minimize the visual impact of larger or tightly clustered buildings and to achieve visual compatibility with the surrounding area. The following guidelines for building designs and facade treatments, shall be observed in the design of the PSV:
a. Buildings shall have pitched roofs. The roof pitches may vary but in no case shall have a pitch of less than 6 on 12. All rooflines shall have articulated cornices. Flat, shed, gambrel and mansard roofs are prohibited.
b. Windows should be of vertical rectangular configuration with muntins and should be constructed of wood, aluminum and/or vinyl clad.
c. The exterior of each quadriplex building shall be of unified design and should be constructed of wood, brick or local stone with quoined corners and articulated base. Aluminum siding shall be prohibited. Vinyl siding, if used, shall be submitted to the approving authority for approval.
d. Roof materials should be slate or wood or designed to emulate the look of these materials.
e. Each quadriplex unit shall have one front private yard and one other private yard, each clearly delineated using hedges, low walls or fencing.
f. Each dwelling unit in a quadriplex shall have its own separate entrance articulated with a covered stoop or porch.
g. A garage shall be provided and attached to each quadriplex dwelling unit. Wherever possible, garages shall face internal courtyards or alleys and shall not face internal streets or tract boundaries.
13. Signs. Permitted signs within a planned senior village development shall include:
a. Residential nameplate signs not exceeding one (1) square foot in size for each quadriplex unit.
b. One eight (8) square foot freestanding monument sign not exceeding a maximum height of four (4) feet to the top of the structure upon which the sign is erected for each building or building group, to identify same.
c. One sixteen (16) square foot freestanding monument sign not exceeding a maximum height of four (4) feet to the top of the structure upon which the sign is erected identifying an assisted living facility, to be placed at the internal roadway entrance to the assisted living facility and not on County Route 519.
d. One thirty (30) square foot bar identifying an assisted living facility, which bar shall be mounted on the same freestanding sign identifying the PCD/PSV at the entrance to the development on County Route 519.
e. Directional and directory signs as approved by the approving authority.
f. The foregoing signs shall be in addition to the signage permitted in conjunction with a planned commercial development as a portion of the planned senior village development.
14. Loading. Loading areas provided in connection with a community building or assisted living facility shall be screened as required for uses within a planned commercial development.
Planned commercial developments and planned senior village developments, and all individual lots therein, shall be subject to site plan review as set forth at Section 100-73. No final approval shall be granted for any portion of a tract proposed for planned commercial development and/or planned senior village development without a preliminary site plan for the development of the entire tract having first been approved.
Prior to the issuance of preliminary site plan approval for any planned commercial development, the approving authority shall find the following facts and conclusions:
A. That departures by the proposed development from zoning regulations otherwise applicable to the subject property conform to the zoning requirements for planned developments set forth in this Chapter.
B. That the proposals for maintenance and conservation of the common open space are reliable, and the amount, location and purpose of the common open space are adequate.
C. That provision through the physical design of the proposed development for public services, control over vehicular and pedestrian traffic and the amenities of light and air, recreation and visual enjoyment are adequate.
D. That the proposed development will not have an unreasonably adverse impact upon the area in which it is proposed to be established.
E. In the case of a proposed development which contemplates construction over a period of years, that the terms and conditions intended to protect the interests of the public and of the residents, occupants and owners of the proposed development in the total completion of the development are adequate.
**Webmasters Note: The previous article has been amended as per Ordinance No. 2000-5.
**Webmasters Note: Article XII Flood Hazard District has been amended as per Ord. No. 2001-7.
A. The flood hazard areas of the Township are subject to periodic inundation which results in loss of life and property, health and safety hazards, disruption of commerce. and governmental services, extraordinary public expenditures for flood protection and relief, and impairment of the tax base, all of which adversely affect the public health, safety, and general welfare.
B. These flood losses are caused by the cumulative effect of obstructions in areas of special flood hazard which increase flood heights and velocities, and when inadequately anchored, damage uses in other areas. Uses that are inadequately floodproofed, elevated or otherwise protected from flood damage also contribute to the flood loss.
It is the purpose of this Article to promote the public health, safety, and general welfare, and to minimize public and private losses due to flood conditions in specific areas by provisions designed:
[1] To protect human life and health;
[2] To minimize expenditure of public money for costly flood control projects;
[3] To minimize the need for rescue and relief efforts associated with flooding and generally undertaken at the expense of the general public;
[4] To minimize prolonged business interruptions;
[5] To minimize damage to public facilities and utilities such as water and gas mains, electric, telephone and sewer lines, streets, bridges located in areas of special flood hazard;
[6] To help maintain a stable tax base by providing for the second use and development of areas of special flood hazard so as to minimize future flood blight areas;
[7] To insure that potential buyers are notified that property is in an area of special flood hazard; and
[8] To ensure that those who occupy the areas of special flood hazard assume responsibility for their actions.
